0 Your Step-by-Step Guide to Constructing a Building...

Construction Manual For

Property Developers
Your Step-by-Step Guide to Constructing a Building
ZaheedHussain.com

Engr. Zaheed Hussain

http://www.zaheedhussain.com

June 2013
 Construction Manual For Property Developers 1

Table of Contents

SELECTION OF SITE / LAND ................................................................................................................ 2

a. Ownership of Land: .................................................................................................................... 2
b. Preconstruction Activities: ........................................................................................................ 2
APPOINTMENT OF CONSULTANT ....................................................................................................... 2
DATA TO BE COLLECTED .................................................................................................................... 2
a. Detailed Land Survey:......................................................................................................... 2
b. Investigation Reports: ........................................................................................................ 2
c. Appointment of Consultant: ............................................................................................... 2
d. Design Brief:....................................................................................................................... 3
PRELIMINARY DRAWINGS .................................................................................................................. 3
DRAWINGS FOR APPROVALS FROM LOCAL APPROVING AGENCIES .................................................... 3
DETAILED CONSTRUCTION DRAWINGS .............................................................................................. 3
Architectural Drawings .................................................................................................................. 4
Structural Drawings ....................................................................................................................... 4
Water Supply, Sewerage Disposal, Sanitary Installations and Storm Water Drainage ..................... 4
Electrical Drawings ........................................................................................................................ 5
Air Conditioning............................................................................................................................. 5
Fire Detection and Fire Fighting Drawings ...................................................................................... 5
PA System Drawings ...................................................................................................................... 5
Campus Development and Landscaping Drawings ......................................................................... 6
CONSTRUCTION SUPERVISION........................................................................................................... 6
Checking Site Preparation:................................................................................................................. 8
Checking Lay out of the building: ....................................................................................................... 8
Checking Excavation in Foundation:................................................................................................... 8
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Checking of Brick work: ..................................................................................................................... 8

Checking of RCC Work: ...................................................................................................................... 9
Checking of Rebar Work in RCC Work: ............................................................................................. 10
 2 Your Step-by-Step Guide to Constructing a Building...

SELECTION OF SITE / LAND

a. Ownership of Land:
The project will permit construction only on land that is owned and fully in the possession of the
land owner. Further, this land must not be occupied by any person/s, including squatters or
encroachers, who may be using it for residential, commercial /livelihood or any other purposes.
The availability of land free from any encroachers and/or squatters must be ensured before a site
a selected for construction. It must be ensured that the ownership of the land is clearly with the
land owner on which the civil works are proposed.

b. Preconstruction Activities:
The selected sites should be free from encumbrances. However, any encumbrances on the
selected site/land such as trees, electrical and water utilities, hand pumps, water taps, parking
sheds and temples/shrines (or any other) will be clearly identified. Relocation/replacement of
such structures and utilities needs to be planned and executed prior to initiation of civil works.
The cost estimates for such preconstruction activities will be shown under a separate head in the
civil works estimates.

APPOINTMENT OF CONSULTANT
There are two types of services required for construction related works:

(i) Building design and partial supervision; and

(ii) Construction management which includes quality, cost and time management. Various
combinations of these services are possible for completing a construction activity. The
civil engineering and the architectural departments jointly handle works with each
department

DATA TO BE COLLECTED
The information/data mentioned below is required for construction of a building:

a. Detailed Land Survey:

This plan should show all details of existing land levels at suitable intervals, location and sizes
of existing sewer and water supply lines, electric cables, roads, foot paths, trees and other
fixed elements.
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b. Investigation Reports:
Soil investigation report, water test reports, spare capacities available in the existing
electrical transformers, sewage systems, water tanks or any other information about the
existing systems that may be required or useful for planning should be provided.

c. Appointment of Consultant:
As an alternative, you may include the activities mentioned in (i) and (ii) above in the scope
of work of the consultant / to be appointed.
 Construction Manual For Property Developers 3

d. Design Brief:
The space requirements such as the hierarchy of staff to be housed in the building, number
of computers in case of a computer center, number of library volumes in case of library, or
other similar relevant information for the architect to plan the building should be provided
to the consultant.

PRELIMINARY DRAWINGS
a. The internal team / Consultant / Hired Agency should prepare preliminary designs based on
site visits and data/design brief provided by the company.

b. The internal team / Consultant / Hired Agency should prepare a brief report explaining the
concept of architectural planning with a brief description of intended structural, electrical,
and other works for review.

c. If the estimated cost of the work is above the prior review limit, the preliminary drawings
need to be reviewed and approved by the coordinator/ committee and the user
department.

d. The approved drawings need to be signed by the concerned department so that they have a
sense of ownership of the design.

e. The architect should then be instructed to proceed with the next stage of work and a copy of
the signed approved drawings should be given to him.

DRAWINGS FOR APPROVALS FROM LOCAL APPROVING

AGENCIES
Where required, the Company should submit drawings and documents for approval from local
agencies (such as the municipality, the fire department, environment department, health
department, department of civil aviation etc.). All approval drawings, documents and certificates
must be readily available for review.

DETAILED CONSTRUCTION DRAWINGS

a. Roomwise drawings and bill of quantities should be prepared indicating the envisaged
works including all services such as electrical and air conditioning.

b. The consultant will prepare final working designs/drawings and details for various services
so that the buildings/ infrastructure, will be functional in all respects after completion. All
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these drawings shall be 'Good for Execution' so that accurate bill of quantities can be
prepared from them.

Some of the key drawing requirements are listed below:

 4 Your Step-by-Step Guide to Constructing a Building...

Architectural Drawings
Site plan showing proposed buildings and road networks, land levels etc.

All floor plans, elevations and sections

Details of toilets, staircases, railings, flooring pattern and falseceiling

Schedules for doors and windows and flooring in different rooms -Integrated service
drawings showing electrical, airconditioning, firedetection systems

Details of builtin furniture

Any other detail required for proper completion of the works.

Structural Drawings
Design basis report including Soil test report

Detailed design with calculations

All detailed drawings like floor plans, structural profiles, column schedule, beam elevations,
reinforcement details or others as required;

Structural safety certificate for all works.

Water Supply, Sewerage Disposal, Sanitary Installations and Storm

Water Drainage

Design basis report including the recycling of resources like rain water harvesting, sewage
treatment plants etc.

Detailed design with calculations

Detailed drawings for Internal and External Water Supply and Disposal

Sewage disposal including Sewage Treatment Plant and recycling of treated affluent

Overhead tank and under ground reservoirs.

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Storm water drainage including rainwater harvesting.

Borewell details, as and if required

Schematic drawings including details of how the proposed system will be integrated with the
existing services

Any other details/drawings required for proper functioning and operation of utilities
including element/s for recycling of resources.
 Construction Manual For Property Developers 5

Electrical Drawings

Design basis report including the energy saving steps included in the scheme

Detailed design with calculations -Internal and external electrical layout showing the
distribution systems, emergency circuits etc. The internal electrical layout should be
integrated with both the structural and furniture layouts. Where the building is centrally
airconditioned, this layout should be integrated with the air conditioning system also.

Design of substation and electrical back up (diesel generator sets).

Provision of telephone, broadband conduits, T.V. conduits and connections/conduits for

other electronic equipment.

Schematic drawings/design and details of how the proposed system will be integrated with
the existing systems.

Any other elements that is necessary for efficient and safe electrical utility functioning
including energy conservation elements.

Air Conditioning

Design basis report including the energy saving steps included in the scheme

Detailed design with calculations;

Internal and external layouts showing the entire air circulation system, ducts, ventilation
grills etc. Where the building is centrally airconditioned, the layout of ducts and grills should
be integrated with both the structural and electrical layouts.

Building management system to optimally utilize all the installation in the building and
monitor their functioning.

Any other element/s that is necessary including energy conservation.

Fire Detection and Fire Fighting Drawings

Design basis report-Provision for the fire safety as per relevant codes
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Details of how the proposed system will be integrated with the existing services.

PA System Drawings
Design basis report -Provision for the PA / recording systems in the conference halls

Details of how the proposed system will be integrated with the existing services.
 6 Your Step-by-Step Guide to Constructing a Building...

Campus Development and Landscaping Drawings

All drawings showing areas to be landscaped such as water bodies, roads, parking areas,
parks, boundary walls, open spaces, footpaths etc. with complete details on horticulture,
plantation, signage, street lights, gates and other hard/soft landscaping elements. Care
should be taken to integrate these with the existing systems.

Any other drawings or details required for proper and satisfactory completion of the Project.

CONSTRUCTION SUPERVISION
a. For constant supervision, the implementing agency should place engineer/s depending on
the value and type of construction. These engineers will be responsible for quality and
quantity checks and verification of the work at site. They will also certify the contractors
bills for payment.

b. The design architect should be kept involved in construction supervision through periodic
site visits. The frequency of these visits may vary between 18 weeks depending on the value
and type of civil works and need at the site to be decided by the site supervisor and / or the
civil works coordinator.

c. Construction Quality and Reviews for Timely Completion

i) The company may consider appointing an independent consultant for a third party
audit of the quality of construction during construction.

ii) To monitor the quality of construction, the implementing agency shall conduct all
the material tests as specified in the applicable Indian or other applicable codes.

iii) While the test reports from authorized labs can be accepted for some of the
materials, there are some mandatory tests to be conducted by the contractor at
site. Some of these tests are mentioned below:

MATERIAL TEST TO BE CONDUCTED

1. Cement: To be conducted by the site engineer for each lot of cement if

the cement is bought from shops / agents. If the cement is bought from
the factory, the test reports of the manufacturer will be acceptable.
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2. Steel: Same as above

3. Sand: To be conducted by the site engineer

4. Aggregate: To be conducted by the site engineer

5. Bricks: To be conducted by the site engineer

6. Concrete: To be conducted by the site engineer

 Construction Manual For Property Developers 7

iv) Since repair and refurbishment works are likely to be minor in nature, the type and
frequency of material tests may be decided by the supervising engineer in
consultation with the civil works coordinator.

v) As far as possible, the material should be bought directly from the manufacturers.
Such purchases may be routed through an agent but the material should be
dispatched directly from manufacturers factory. In case the material can not be
purchased directly from the manufacturer

vi) The civil works coordinator / committee should review the works periodically at
site. The frequency of these review meetings may vary between 48 weeks
depending on the value of the work. The implementing agency should prepare
progress reports for these meetings. These progress reports should include at least
the following:

Organization chart of contractors supervising staff with names.

Organization chart of the implementing agencys supervising staff with names.
Manpower deployed by the contractor.
Physical progress in comparison to the time schedule agreed with the contractor.
Financial progress.
Adequacy and quality of implementation of environment and safety measures
during construction
Bottlenecks if any and suggestions for mitigation of the same.
Delays if any and reasons thereof.
Pictures of the building/s.

d. Implementation of Conditions of Contract

The following items to be considered meticulously:

Delays: The reasons of delay should be clearly recorded. Timely decision should be
taken to impose the liquidated damages if the delays are at attributable to the
contractor or grant the time extension to the contractor. Simultaneously, the civil
works coordinator should be intimated about the time extension and its
contractual implications.

Extra items: The rates of the extra items should be calculated as per the approved
rate by the civil works coordinator/ committee, in time, to avoid subsequent
disputes.

Changes in specifications: The changes in specifications, if any, should be approved

by the civil works coordinator/ committee before these are implemented and
appropriate contract amendments should be issued prior to carrying out the
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additional works.

Contractors bills: The contractors should be asked to submit bills regularly as

defined in the work order document and these bills should be cleared within the
time frame defined in the document.

Environment, Health & Safety (EHS) measures: All the legal norms on
environmental management, worksite safety and labor regulations should be
strictly adhered to.
 8 Your Step-by-Step Guide to Constructing a Building...

Checking Site Preparation:

1. Check that the site is free from rubbish or junk of materials;

2. Check the site safety and security has been ensured.

Checking Lay out of the building:

1. Check the dimensions of topographical map/ site plan;

2. Check the level of centerline pillar;

3. Check RL as per drawing;

4. Check Grid line/ Centre line as per drawing;

5. Check orientation of column and footing as per drawing;

6. Check the Set back as per RAJUK rule as per drawing.

Checking Excavation in Foundation:

1. Check that excavation work has been done as per lay out of the structure;

2. Check the shutter has been placed in the excavated wall for protection of soil;

3. Check that dewatering has been done to keep the excavation dry;

4. Check that surplus soil has been kept in uniform layer in low lying area of the site;

5. Check the bottom level of excavation for maintaining depth as per drawing;

6. Check that all loose and dirty materials have been removed before masonry/concrete work;

7. Check that utility line, if any has been protected from injuries/damages which lie in
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excavation.

Checking of Brick work:

1. Check the horizontal alignment by thread or spirit level and check vertical alignment by
plumb bob in every three courses;

2. Confirm the quality of brick;

 Construction Manual For Property Developers 9

3. Confirm the bricks have been soaked for minimum 12 hours;

4. Check the mixing ratio (Sand: Cement: water) as per design;

5. Check the joints are properly filled with mortar. Avoid pouring of water during brick laying;

6. Confirm the concrete has been chipped, grouted before lying of bricks on the concrete
structure;

7. Check the distance of bricks lying is not more than inch;

8. Check that the height of brick wall in a day will not be more than 3.5 ft for 5'' wall and 5.00 ft
for 10'' wall;

9. Check that no cavity is found at joint;

10. Check that top of fresh work has been covered with water proofing sheet to prevent this
from rain water;

11. Confirm that curing in the brick work has been done for minimum 7 days.

Checking of RCC Work:

1. Concreting materials like stone chips/ brick chips to be screened at least once and washed at
least once with clean water before use;

2. Cement to be protected from damp and register to be maintained for listing date of arrival
at site and use of cement;

3. Aggregates to be stock piled at site at least 7 days prior to use for determining the
acceptability of the material;

4. Aggregates to be stock piled so that it cannot contact with earth or other harmful material;

5. Confirm the aggregates are of same size and grade;

6. Before concrete work check the formwork and reinforcement are in order as per drawing;

7. Check the surface of formwork are cleaned and if necessary clean the surface with clean
water;
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8. Fix the reference level mark with paint in reinforcement of column or with nails in formwork
to control thickness of concreting and level of the upper surface;

9. Confirm the inventory controller is present at mixing place to monitor and control ratio and
quantity of material in the mix;

10. Compact the concrete immediately after placing by internal vibrator till scum of mortar
appears;
 10 Your Step-by-Step Guide to Constructing a Building...

11. Do not vibrate much longer and stop vibrating as soon as laitance of mortar appears on the
surface;

12. Use concrete within 45 minutes after water mixing;

13. Do not drop concrete more than 6.5 ft height;

14. After 24 hours of rcc casting, the concrete surface to be filled with water for 7 days;

15. After removal of forms, if any damage is found to be mend immediately;

16. All honey combed and other defective concrete shall be removed down to sound concrete. If
chipping is necessary the edges shall be perpendicular to the surface or slightly under cut.
The area to be patched and an area at least 6inches wide surrounding it shall be dampened
to prevent absorption of water from the punching mortar.

Checking of Rebar Work in RCC Work:

1. Check the dia of rod as per design;

2. Check the spacing of bar by measuring tape as per drawing;

3. Check the sufficient mortar block/ concrete cover has been provided in
a) footing- 3'', b) Column-1.5'', c) Slab- 0.75'', d) Beam 1.5''

4. Check the lap length in i) column 30D,ii) Beam 40D by measuring tape;

5. Check the horizontal and vertical straightness of MS Rod by thread and plumb bob(Olon);

6. Check the number of bar as per drawing;

7. Check the form over which rebar placed is cleaned;

8. Check the reinforcement is tied together by binding sufficient wire.

About the Author

Zaheed Hussain is the CEO of Metro Properties Ltd a sister concern of
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Metro Group, based in Dhaka, Bangladesh.

As an entrepreneur, Zaheed is involved in the real estate industry since

1997. As an Engineer, he was involved in the construction of Palm Jebel
Ali Main Bridge in Dubai and Karnaphuli Bridge II in Chittagong,
Bangladesh. Zaheed also provides consultancy services to different
companies in Bangladesh and abroad.

To read more about the author, click here to go to his official website.

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